New Construction With A Basement Bathroom Rough In

By
Home Inspector with Jay Markanich Real Estate Inspections, LLC

Many people are buying new construction these days and not finishing the basement.  They think they can do it better, cheaper or with more flair than the builder will deliver.  Here is an example of new construction with a basement bathroom rough in.

This is a final inspection just prior to the buyer taking occupancy.

I did not do a pre-drywall inspection.

This is the "rough in" left for this buyer to finish into a bathroom.

What impresses me is this:

1.  There is no third drain for a sink or tub.  Only two drains were placed in the floor.

2.  The floor will have to be torn up to accommodate a third drain.  The position of the other drains is unknown, so incorporating this drain into the others might be hit or miss.

3.  There is no upward venting provided for displaced air to go.  The nearest area with other plumbing, and venting, is about 30' away.

4.  The drains are oddly placed, so a straight wall would not incorporate the one drain and yet provide enough room to place a toilet inside the wall.

5.  Any wall would cover the side of one of the panel boxes!

6.  If somehow a wall could be positioned to properly accommodate these drains, the space left to get to the panel boxes would be very dark.  A light would need to be installed to see the panel boxes well.

7.  If the rest of the basement is finished and the wall to the right of those panel boxes is covered with studs and drywall, the space to get to the panel boxes would be about 32" wide.  That's a closet!

8.  The panel boxes cannot be incorporated into the bathroom.  It is not permitted to have panel boxes in a bathroom!

All this flew through my head as I first saw this arrangement.  You can tell that this is a big house because there are two 200amp panel boxes.  So this client has money and very much wants to finish the basement.

I am willing to bet that the architect did not design this.  It might be true that this whole corner was intended to be the bathroom and when they ran the electric cables into the house they selected this as the easiest/best place.  But it is a problem!  THE SUPERVISOR SHOULD HAVE CAUGHT THIS.

My recommendation:  builders tell buyers all the time that there is a supervisor on site every day and that the County does many inspections throughout the building of their new home.  And they further tell buyers that because of all that a home inspection is not necessary.  Don't buy it!  Get a home inspection on new construction.  For all you know, doing so will make all the difference.

 

Posted by

Jay Markanich Real Estate Inspections, LLC  

Based in Bristow, serving all of Northern Virginia.

Office (703) 330-6388   Cell (703) 585-7560

www.jaymarinspect.com


close

Re-Bloggged 1 time:

Re-Blogged By Re-Blogged At
  1. Kathleen Vetrano 07/30/2011 01:47 PM
Spam prevention

Accessibility option: listen to a question and answer it!

To submit the form,
drag the lamp to the circle on the side.

Type below the answer to what you hear. Numbers or words, lowercase:

Topic:
ActiveRain Community
Location:
Virginia Prince William County Bristow
Groups:
Addicted to Active Rain
Adventures in Home Inspecting
Ask the Home Inspector
Professional Home Inspectors
WeBlog Anything (almost)!
Tags:
new construction inspections
new construction problems
plumbing rough in
unfinished basements

Comments 49 New Comment

Show All Comments
Rainmaker
1,218,430
Jay Markanich
Home Inspector - servicing all Northern Virginia
Jay Markanich Real Estate Inspections, LLC

John - I think you're right.  It is definitely hit or miss.  And who's to say that the subs put things in according to plans?

Jack - anytime you get into the concrete it is a big deal.  And can damage the foundation too.

Chris - I don't think the mental paradigm has shifted yet to where people generally think to get a home inspection on new construction.

Charlie - that is for sure the question of the day!  Where do I send the $64,000?

July 29, 2011 06:25 PM
Rainmaker
1,218,430
Jay Markanich
Home Inspector - servicing all Northern Virginia
Jay Markanich Real Estate Inspections, LLC

It's a fat insulation Robert that they shoot into the wall with pressure nails and small plates.  They hold it pretty well.  It is R-11.

Jeremy - what shouldn't be within reach when you are using the bathroom?

July 29, 2011 06:26 PM
Rainmaker
214,585
Jeremy Wrenn
President, Wrenn Home Improvements
Wrenn Home Improvements

Exactly!

July 29, 2011 07:58 PM
Rainmaker
1,218,430
Jay Markanich
Home Inspector - servicing all Northern Virginia
Jay Markanich Real Estate Inspections, LLC

I once did an inspection of Joe Theismann's bathroom and there was a phone within reach of the toilet.  Nuff said.

July 29, 2011 08:09 PM
Rainmaker
214,585
Jeremy Wrenn
President, Wrenn Home Improvements
Wrenn Home Improvements

Ha!  Just in case his agent called, or someone for an interview.

July 29, 2011 08:10 PM
Rainmaker
657,917
Eileen Hsu
LICENSED REAL ESTATE SALESPERSON
Douglas Elliman Real Estate

Definitely a great post.  Breaking up that concrete is not going to be fun or easy for a homeowner who doesn't have any experience with this.  The common sense perspective that an inspector brings to the home buying process is extremely valuable.

July 30, 2011 07:47 AM
Rainmaker
1,218,430
Jay Markanich
Home Inspector - servicing all Northern Virginia
Jay Markanich Real Estate Inspections, LLC

Probably the reason Jeremy!  Don't miss anything!  This was years ago, long before cell phones.

Eileen - thank you.  Home inspections are common sensical, and that is where experience counts!

July 30, 2011 07:55 AM
Rainer
230,523
Daniel H. Fisher
MCRP - Charlotte Real Estate, NC or SC
www.FisherHermanRealty.com (704) 617-3544

We always recommend an independent home inspection for new Charlotte NC and SC homes while under construction. 

Over the past 36 months, these inspections have uncovered issues with broken engineered trusses, improperly flashed windows, melted panel wiring, unsecured appliances, improperly wired fire alarms, bent wall framing, missing fire caulking, reversed hot and cold water, nail pops throughout roof, water penetration behind siding, drainage problems and GFI and ARC fault issues. 

While these are seemingly minor and some may never create a problem, some are major, were missed by the building inspector and were a serious safety issue that was easily corrected during the build, but would have been difficult and costly to repair later.

Don't skip the independent inspection.

July 30, 2011 08:39 AM
Rainmaker
1,218,430
Jay Markanich
Home Inspector - servicing all Northern Virginia
Jay Markanich Real Estate Inspections, LLC

Good advice Daniel.  I have been doing them for about 15 years.  They are only recently more popular.  Just yesterday I had a new home with AFCIs that did not work.

July 30, 2011 08:45 AM
Rainmaker
214,585
Jeremy Wrenn
President, Wrenn Home Improvements
Wrenn Home Improvements

Jay, that's a good point.  His house was probably so big he couldn't make it to the phone in time, so he put one there just in case.

July 30, 2011 11:11 AM
Rainmaker
90,880
Kathleen Vetrano
Luxury Home Real Estate Consultant
Coldwell Banker Residential Brokerage

Jay,   Once again excellent information.  I have re-blogged this post.  I will also be calling you this week.  Thank you.

July 30, 2011 01:58 PM
Rainmaker
1,218,430
Jay Markanich
Home Inspector - servicing all Northern Virginia
Jay Markanich Real Estate Inspections, LLC

Jeremy - it was, obviously.  This was just before that Super Bowl in LA after which everything hit the fan for him.

Kathleen - thanks!  And call anytime!  I appreciate the reblog too!

July 30, 2011 02:15 PM
Rainmaker
1,153,740
Cheryl Ritchie
Southern Maryland 301-980-7566
RE/MAX Leading Edge www.GoldenResults.com
Boy, this list goes on and on. You get very convinced to do your new home inspections on this post in particular.
July 31, 2011 06:37 AM
Rainmaker
1,218,430
Jay Markanich
Home Inspector - servicing all Northern Virginia
Jay Markanich Real Estate Inspections, LLC

And people should be Cheryl!  I wish the mental paradigm would shift a bit toward doing them all the time.

July 31, 2011 07:22 AM
Rainmaker
165,460
Roberta Kayne
CRS, ABR, SFR, RRS, Realtor, Re/Max Affiliates
Dublin & Central Ohio Homes

Excellent post, and I only saw it thanks to Lenn's mention in her blog post.  I always advise buyers to get their new home inspected, but not all of them listen or do it.  I'd love to share your blog.  Thanks!

July 31, 2011 12:31 PM
Rainmaker
1,218,430
Jay Markanich
Home Inspector - servicing all Northern Virginia
Jay Markanich Real Estate Inspections, LLC

Thanks Roberta!  Feel free and glad you stopped by!

July 31, 2011 02:54 PM
Rainer
239,373
Justin Dibbs
REALTOR® - Ashburn Virginia Homes for Sale
United Real Estate

Wow, Jay that's a doozy.  YThe first thing that caught my attentuon was the panel.

You've banged out 2-3 nice posts here lately.  BTW, what neighborhood is that house in?

July 31, 2011 09:11 PM
Rainmaker
1,218,430
Jay Markanich
Home Inspector - servicing all Northern Virginia
Jay Markanich Real Estate Inspections, LLC

Yes, Justin, that is an eye catcher!  That neighborhood could get caught in the brambles nearby.

August 01, 2011 06:17 AM
Rainmaker
627,324
James Quarello
Connecticut Home Inspector
JRV Home Inspection Services, LLC

I'm beginning to think you have a bad attitude towards builders.

August 01, 2011 09:25 AM
Rainmaker
1,218,430
Jay Markanich
Home Inspector - servicing all Northern Virginia
Jay Markanich Real Estate Inspections, LLC

But it's perty, ain't it Jim?  With them there pink covers an'all?

August 01, 2011 09:29 AM
Show All Comments
Rainmaker
1,218,430

Jay Markanich

Home Inspector - servicing all Northern Virginia
You may contact me anytime...
*
*
*
Spam prevention

Accessibility option: listen to a question and answer it!

To submit the form,
drag the envelope to the circle on the side.

Type below the answer to what you hear. Numbers or words, lowercase:

Additional Information